Find a Shard End Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Shard End? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Shard End transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Shard End conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Shard End

I opted for a high street lawyer for our conveyancing in Shard End recently. Reviewing the Terms I noteI am responsible for costs even if the movefalls through. Would I be best advised to choose a web based firm who offer no move no charge conveyancing in Shard End?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to offset those cases that do not proceed. Do bear in mind that these schemes generally do not protect you from expenses such as Shard End conveyancing search fees.

What is the first thing I need to know regarding purchase conveyancing in Shard End?

You may not hear this from too many lawyers but conveyancing in Shard End or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists lots of opportunity for friction between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and on occasion a bank. Selecting a law firm for your conveyancing in Shard End is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to protect your best interests and to protect you.

Sometimes a potential adversary will attempt to sway you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your conveyancer is wrong. Or your mortgage broker may try to convince you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.

What is your number one tip for finding a conveyancing solicitor in Shard End

Do not opt for the lowest Shard End conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Is there a list of Santander panel conveyancers in Shard End on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings available over the internet. Where you are looking for a Shard End solicitor on the Santander please make the most of our tool.

I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Shard End lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Aldermore has sent the Land Registry the discharge electronically, and
  3. Aldermore has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Aldermore mortgage has been paid off.

Due to the guidance of my in-laws I had a survey completed on a house in Shard End prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend refuse to grant a mortgage on this type of property.

It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shard End. Conveyancing may be slightly more expensive based on your lender's requirements.

What is the reason for new build conveyancing in Shard End being more expensive?

Conveyancing in Shard End for recently converted or new build homes often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further questions and contractual concerns.

Last updated

Find out more about how flying freehold can affect your the value of a property.